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The application site comprises a field located on the southern side of Baldrine Road, approximately 75 metres above Highfield Drive in Baldrine, Lonan.
The proposed development comprises the erection of a stable block and all weather manege on the application site.
The application site has not been the subject of any previous planning applications.
Lonan Parish Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
The Manx Electricity Authority expresses an interest in the planning application and state that the proposed development is suitably clear of the overhead high tension lines that cross the application site.
In terms of local plan policy, the application site is designated as a) open space/agricultural use; and b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. The plan also identifies that overhead high tension electricity lines cross the application site. The Laxey and Lonan Area Plan
Order 2005 contains one policy that is considered specifically material to the assessment of the planning application.
Policy L/OSNC/PR/1 states: "There will be a general presumption against development in areas designated as open space or open space for particular purposes."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application.
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Environment Policy 19 states: "Development of equestrian activities and buildings will only be accepted in the countryside where there will be as a result of such development no loss in local amenity, no loss of high quality agricultural land (Classes 1 and 2) and where the local highway network can satisfactorily accommodate any increase in traffic (see Environment Policy 14 for interpretation of Class 1 and 2)."
Environment Policy 20 states: "There will be a presumption against large scale equestrian developments, which includes new buildings and external arenas, in areas with High Landscape or Coastal Value and Scenic Significance unless there are exceptional circumstances to override such a policy."
Environment Policy 21 states: "Buildings for the stabling, shelter or care of horses or other animals will not be permitted in the countryside if they would be detrimental to the character and appearance of the countryside in terms of siting, design, size or finish. Any new buildings must be designed in form and materials to reflect their specific purpose; in particular, cavity-wall construction should not be used."
ASSESSMENT The planning application seeks planning approval for the erection of a stable block and all weather manege on the application site. The proposed development is located on the northern half of the application site with a new vehicular access created on the corner of the bend in the highway.
The planning policy section of this report highlights that there is provision within planning policy for equestrian related development as an exception to the presumption against development in the countryside. As identified within the Isle of Man Strategic Plan 2007 equestrian activities have become increasingly popular in rural areas and on the fringes of our towns and villages. Such activities can generally take place only on open, rural land, and often represent a useful way of diversifying traditional farming. In this instance the development is proposed by a farming family who live within close proximity of the application site and are looking to diversify. The proposal would provide stabling for their horses and some stabling for commercial liveries.
As the application site is located within a wider area of land that is designated as high landscape value and scenic significance the assessment of the basic acceptability of the proposed development is fundamentally dependent on Environment Policy 2 and Environment Policy 20 of the Isle of Man Strategic Plan 2007. What exactly is meant by the term "large scale equestrian development" in Environment Policy 20 is not specifically defined within the associated text or glossary of terms. However, on the basis that the proposal comprises a building containing eight stables and associated storage space it is considered reasonable to view the development not as small scale, which would reasonably be seen as covering single, double or perhaps triple stable blocks. However, at the same time in the wider scale of equestrian development there have been proposals elsewhere on the Island that have been significant larger than this proposal and the scale of the proposed development could be said to sit somewhere in the middle. Irrespective of this what is actually considered important in the assessment of the proposal is its visual impact, which is more dependent on location and siting rather than purely size on its own. In terms of visual impact within the surrounding area it is evident from site visit that the application site, and thereby the proposed development, is possibly only significantly visible when directly adjacent to the site itself. From the south and east, as evidenced from Baldrine Park, the application site is partially screened by a natural undulation in the landscape and reads against existing development surrounding it. As such, its visual impact is actually quite limited. It is worth noting that the land immediately east of the application site is designated for the development of a primary school (no planning approval currently sought or granted). The visual impact of such development would undoubtedly be greater than that of the development proposed by this current planning application and it is reasonably assumed the relative visual impact of the development of this adjacent land within the surrounding area was concluded to be acceptable for similar reasons to that put forward now. Having regard to this, in terms of Environment Policy 2 it is concluded that that development would not harm the character and quality of the landscape and in respect of Environment Policy 20 it is concluded this provides sufficient circumstances to deem the proposal acceptable if it is considered to constitute large scale equestrian development. This conclusion is reached on the basis that the proposed development is not illuminated using floodlighting as such illumination would inevitably significantly increase the visual presence of the proposal. However, as can be seen the proposal includes floodlighting. This issue was identified as a concern and specifically discussed with the applicant. Following these discussions the applicant agreed to removal of the floodlighting from the proposed development, something that could be appropriately done by condition. The removal of the floodlighting takes away the concern that illumination would result in unacceptable visual impact.
In terms of site specific impacts the proposed development is similar to agricultural development in terms of appearance. The proposed stabling is contained within a steel framed building of general agricultural appearance, which is proposed to be green with a grey roof. It is considered that this form of building accords with the provisions of Environment Policy 21. Based on "Agricultural soils of the Isle of Man" (Centre for Manx Studies, 2001) the application site is class 3 agricultural land and as such the proposal is therefore concluded not be directly contrary to the provisions of Environment Policy 19. Vehicular access arrangements are proposed via a new access point on the corner of the bend in the highway. This new access provides the best achievable visibility for the site and traffic speeds along the highway in this area are slow due to the width and two ninety degree bends in close vicinity to each other. On this basis the access arrangements are concluded to be acceptable, a conclusion that is supported by the representation from the Department of Infrastructure Highways Division. Due to positioning and relative distances the proposed development should not unduly affect the private amenity of existing surrounding property.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Lonan Parish Commissioners; and The Manx Electricity Authority.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommended Decision: Permitted Date of Recommendation: 09.02.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to drawing no.s 10/2316/01, 10/2316/02, 10/2316/03, 10/2316/04, 10/2316/05, 10/2316/06, 10/2316/07 and 10/2316/08 date stamped the 25th October 2010.
C 3. Prior to the commencement of use of the stables and manege the new vehicular access arrangements must be set out and constructed in accordance with the approved drawings.
C 4. No permission is granted by this planning approval for the erection and use of floodlighting columns and lights shown within the submitted drawings.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 9 February 2011 Signed Senior Planning Officer
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